The efforts put in are half for the commission and half for the self-education so that I've analyzed and followed through on some deals for others before I'm able to dive into some myself.

When I started in this business 19 years ago,( and there are plenty of folks on here who preceded me ) we didn't have access to the technology that has been able to disseminate the educational portion of this business, like it does today.

So my goal, at least for one specific portion of my investment strategy, is to allow my fellow military members to have everything they need in order to be successful in their education rather than having to worry about why the internet company or water company is giving them a hassle about a very short term stay.

They have a hard sales pitch for a $50K education and software.

Lots of good info on this site.My suggestion is to get educated, network, and take action.Good luck and let me know if I can do anything to help.

I also note you stated you are purchasing with cash; whereas I've used reasonble amounts of leverage to get my properties - thereby keeping much of my cash for when I need to put down 25% on a nice $1M+ multi-unit property that I know will be coming my way very soon.

If you are forced to sell or compromise because you are too heavily leveraged your source of funds will turn predatory and gobble you right up.

What's the best way to leverage this without putting my cash on the table?

Too many risks as a landlord not to have leverage securing your assets.

No debt (please don't beat me up regarding no use of leverage - I'm an old guy and just don't prefer debt at this point in my life).